However the property taxes are expensive and eat into a lot of the cash Flow, any other investors who deal with this have ideas?

I told them the broker takes a percentage from all the closings and their admin cost should be either factored in or they should do enough volume that they're not passing on their expenses to me. 

Even if you have to use less expensive stuff for the some of the flips, your skills will make them shine in staging!

Look around for the least expensive housing option, and then see if you can offer more value.

Every deal we do, we put 33% back into the business for marketing, & Direct mail is our biggest expense ( we don't want to stop doing it because our most profitable deal has come from mail, but we barely get any calls from it.The question is: Would anyone be willing to share a model/blueprint/system they use in their market, or give us any piece of advice that could help us pivot out of this funk. ):Thanks in advance & for reading this through, Trey Brooks.

@Marcus GoldDirect mail will get the most leads but it is laso the most expensive of the three you mentioned.

Challenges could include:Having the population to make it a sustainable day-to-day venture.Finding quality staff is tough these days, don't care what you pay them.Breakdowns/serviceInclement weatherPennies on the dollar at exit If the truck does say, 1000 bucks and after labor/cost of goods the operator's left with 500 - 600, then has commissary expenses and a possible split with a partner(s)Ehhhhh...burnout.There were dozens of trucks here 5 years ago and only a handful have really survived the grind. 

Looking to bring in $600-1000 after expenses.

Hi @Chris Webb,When evaluating your cashflow, ensure you include the delta between your old and new mortgage payment as an expense associated with the new real estate acquisition.

I will be investing part time and most likely will be looking to invest in the mainland its expensive over here in Hawaii.